Mumbai, the financial capital of India, is governed by one of the richest civic bodies in Asia — the Brihanmumbai Municipal Corporation (BMC), also known as the Municipal Corporation of Greater Mumbai (MCGM). With an annual budget of ₹52,000 crores, BMC plays a pivotal role in maintaining the city’s infrastructure, public services, and urban planning.
Timely payment of property tax is crucial, as it funds roads, sanitation, water supply, drainage, and other essential services across Mumbai’s 9 municipal zones and its outskirts.
Key Highlights – BMC Property Tax 2025
| Feature | Details |
|---|---|
| City | Mumbai |
| Governing Authority | Brihanmumbai Municipal Corporation (BMC) |
| Tax Year | 2024–25 |
| Tax Type | Property / House / Holding Tax |
| Payment Mode | Online and Offline |
| Official Tax Portal | ptaxportal.mcgm.gov.in |
| Contact Email | [email protected] |
How is BMC Property Tax Calculated?
Mumbai follows the Capital Value System for tax assessment. Here’s the formula:
Property Tax = Capital Value × Tax Rate
Where:
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Capital Value = Market Value of Property × Carpet Area × Weight for Construction Type × Weight for Building Age
The tax rate is predefined by the BMC based on the category of the property and its use (residential, commercial, or industrial).
How to Pay BMC Property Tax Online – Step-by-Step Guide
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Visit the official portal: https://ptaxportal.mcgm.gov.in
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On the homepage, log in with your Property Account Number and complete the captcha
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Your property details will be displayed on the screen
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Verify the details and proceed to enter the tax amount
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Choose your payment method:
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Credit Card
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Debit Card
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Net Banking
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After successful payment, download or print the tax receipt for future reference
How to Use the BMC Property Tax Calculator
To estimate your tax:
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Click on “Tax Calculator”.
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Enter the following:
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Ward, Zone, Sub-zone
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Occupancy Type & Date of Effect
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Category, Carpet Area, Tax Code
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Click “Calculate Tax” to view your estimated property tax amount.
Receive BMC Property Tax Bills via Email (KYC)
You can get your property tax bills, alerts, and updates via email by completing your KYC on the MCGM portal:
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Log in to https://ptaxportal.mcgm.gov.in
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Click on the KYC notification on the dashboard
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Upload the required documents and provide your email ID and mobile number
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Upon submission, a confirmation link will be sent to your email
Once verified, you’ll start receiving e-bills directly in your inbox.
How to Pay BMC Property Tax Offline
If you prefer the offline method:
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Visit your nearest MCGM ward office
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Carry your Property Account Number, previous tax receipt, and Aadhar or ID proof
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Make the payment via:
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Cash
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Cheque
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Demand Draft
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Collect the manual tax receipt from the counter
Contact Details – Brihanmumbai Municipal Corporation
Municipal Corporation of Greater Mumbai (MCGM)
📍 Mumbai CST – 400001
📧 Email: [email protected]
🌐 Official Tax Portal: https://ptaxportal.mcgm.gov.in
Frequently Asked Questions (FAQs)
Q: What is the official website for paying BMC property tax?
You can pay at: https://ptaxportal.mcgm.gov.in
Q: How is property tax calculated in Mumbai?
Using the Capital Value System, which factors in market value, area, construction type, and age of the building.
Q: Can I receive tax bills via email?
Yes, by completing KYC on the MCGM portal, you’ll receive digital tax bills and alerts.
Q: What if I miss the tax due date?
Late payment of property tax may incur penalties and interest, depending on the delay.
Q: Can I download the payment receipt after online payment?
Yes, a digital receipt is generated and can be downloaded or printed for your records.